Self-build dwelling at Woodstock Back Lane, Faulkland, Radstock

What was proposed

The application sought permission for a new two-storey self-build dwelling with a detached garage on garden land behind an existing home.

“This application seeks full planning permission for the erection of new two- storey self-build dwelling with detached garage.”

Officer report

The site and surroundings

The site is within a secondary village with some services and public transport, and lies in bat consultation zones and an archaeological area.

“This application relates to garden land to the rear of Woodstock, a detached dwelling within the settlement of Faulkland a secondary Village within the Local Plan having some services and the best available public transport. The site is within Bat Consultation Zones (Bath & Bradford on Avon and Mells Valley SAC) and within an Area of High Archaeological Potential.”

Officer report

What officers recommended

Officers recommended approval because slight heritage harm would be outweighed by the public benefits, including one new home and local economic and social benefits.

“Taking into consideration the ‘tilted balance’ under Paragraph 11 (d) of the NPPF, whilst the site is within the setting of designated and non-designated heritage assets, the assessment below concluded that the slight harm identified to the assets is outweighed by the public benefits and therefore, there is no strong reason to refuse the development as specifically protected by point (i) of paragraph 11(d).”

Officer report

Residents’ views

One objection raised concerns about scale, visual impact, raised ground levels and the garage, while two letters supported the proposal.

“In accordance with the Council’s Adopted Statement of Community Involvement, application 2024/2297/FUL was publicised by letters of notification to neighbouring properties on the 23.12.2024”

“Scale (floor area) • Visual impact and appearance (visual impact, appearance and massing of what is, in reality, a substantial two storey building) • Topographs (site ground level 2m higher than neighbouring property ‘Wild Orchard’) • Garage (generally feel the massing of garage is excessively sized in this setting) 2 Letters of support received…”

Officer report

Who spoke

One objector raised concerns about size, height, appearance and amenity, while the agent supported the self-build home, its design and retained landscaping.

The committee’s debate

Members questioned the impacts of scale, roof materials and the lack of a neighbour’s garden visit, while officers explained the proposed safeguards and revised appearance.

“Members queried whether the objectors’ concerns on size and scale had been fully considered and whether a site visit from the neighbour’s garden should have been undertaken. Officers advised that the separation distance was sufficient and that the proposed height was below that of the host dwelling. Overlooking would be controlled through removal of PD rights and obscure-glazed windows.”

Minutes

The vote

Councillors voted eight in favour, one against and one abstention on a proposal to approve the application.

“At the conclusion of the debate, Councillor Helen Kay proposed that the application be approved in accordance with the Officer’s recommendation and asked that Officers ensure that the proposed roof materials were in keeping with the local area. This proposal was seconded by Councillor Alastair Hendry.”

“On being put to the vote the proposal to approve was carried with 8 votes in favour, 1 vote against and 1 abstention.”

Minutes

The decision

The application was approved in accordance with the officer recommendation, with officers asked to ensure the roof materials suited the location.

“That planning application 2024/2297/FUL be APPROVED in accordance with the Officer’s recommendation with Officer’s asked to ensure that the proposed roofing materials be in keeping with the location.”

Minutes